3300 Jefferson St · Muskegon Heights, MI 49444

$70,000

2 bd · 1.0 ba · 810 sqft · SingleFamily public records · 10 Days on market

Built 1935 3,485 sqft lot Est $92k · 24% under

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready 2 bedroom, 1 bathroom home with several recent updates, including new plumbing, new hot water heater, updated kitchen, new carpet, and plenty of storage space. Basement features a brand-new egress window with potential for additional living space or future value. Previously FHA appraised and inspection requirements completed. Conveniently located near schools, shopping, and major routes.

Key facts

• New plumbing
• New carpet
• New hot water heater

Tags

• NEW PLUMBING
• NEW HOT WATER HEATER
• UPDATED KITCHEN
• NEW CARPET
• PLENTY OF STORAGE SPACE
• BRAND-NEW EGRESS WINDOW

Property features AI

Exterior

• Utilities: Public water source
• Home design: Traditional single-family residence; Approximately 810 living area
• Construction: Built in 1935; Vinyl siding
• Exterior features: Lot is about 0.08 acres; Public water

Interior

• Bedrooms: Primary bedroom approximately 10 x 12
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Total of 2 rooms; Full basement with Michigan-style construction

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 12.0% vs local median 8.4% in Muskegon Heights — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 61/100 on livability (#574 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools D+, crime F, amenities F.
• Market conditions: 237 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 438 units permitted in Muskegon County in 2024 (115 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Muskegon County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 19 sale attempts since 30y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $70k implies a 291% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,000

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.49% ✓
• Cap rate: 12.02%
• Cash-on-cash: 20.44%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $92,340
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3300 Jefferson St	0.00mi	2/1.0	810 (0%)	0mo	$60,000	$74	100
3229 7th St	0.23mi	2/1.0	846 (+4%)	2mo	$78,000	$92	81
3229 Jefferson St	0.05mi	3/1.0 (+1)	732 (-10%)	2mo	$114,000	$156	75
3133 Sanford St	0.13mi	2/1.0	724 (-11%)	2mo	$50,000	$69	74
3301 7th St	0.22mi	2/1.0	880 (+9%)	2mo	$82,000	$93	74
3304 Waalkes St	0.46mi	2/1.0	760 (-6%)	0mo	$115,900	$153	68
2906 Reynolds St	0.58mi	2/1.0	800 (-1%)	4mo	$50,000	$63	68
356 Amsterdam Ave	0.38mi	2/1.0	876 (+8%)	3mo	$99,900	$114	66
224 E Lincoln Ave	0.44mi	3/1.0 (+1)	770 (-5%)	2mo	$90,000	$117	64
2833 Hoyt St	0.56mi	2/1.0	848 (+5%)	4mo	$90,000	$106	63
2933 Baker St	0.40mi	2/1.0	900 (+11%)	1mo	$111,000	$123	62
142 Harrison Blvd	0.58mi	3/1.0 (+1)	768 (-5%)	3mo	$97,000	$126	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.7%
• Equity multiple: 1.51×
• Total profit: $9,939
• Equity at exit: $10,437

10-year hold

• IRR: 21.6%
• Equity multiple: 2.84×
• Total profit: $36,112
• Equity at exit: $6,052

Cash invested: $19,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 49444

• Active inventory: 237
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,042 high
• Mortgage (P&I): −$367
• Tax from tax record: −$93 /mo · $1,114/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $334

Break-even live

Break-even rent $619

Max offer price $70,000

Occupancy floor 63%

Sensitivity live

Price	-10% $373	-5% $354	+0% $334	+5% $314	+10% $294
Rent	-10% $252	-5% $293	+0% $334	+5% $375	+10% $416
Rate	-1.0pp $369	-0.5pp $352	base $334	+0.5pp $316	+1.0pp $297

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
232 E Lincoln Ave Muskegon, MI	2.0	1.0	1020	$1,100	$1.08	22d	1	0.48mi
3040 Temple St Muskegon, MI	2.0	1.0	900	$1,150	$1.28	22d	1	0.56mi
3041 Lemuel St Muskegon, MI	3.0	1.0	872	$1,195	$1.37	22d	1	0.65mi
2901 Temple St Unit 1 Muskegon Heights, MI	2.0	1.0	850	$1,095	$1.29	44d	1	0.70mi
2516 5th St Apt 2 Muskegon Heights, MI	1.0	1.0	630	$750	$1.19	22d	1	0.92mi
2516 5th St Apt 1 Muskegon Heights, MI	1.0	1.0	630	$775	$1.23	22d	1	0.92mi
889 Woodside Rd Unit 36 Muskegon, MI	2.0	1.0	880	$1,125	$1.28	44d	1	0.94mi

Listing history 43 events

1. 2026-06-02
   statusdays on market $70,000 Active 10 DOM
2. 2026-05-24
   price $70,000 404-char remark

   Show marketing remark (404 chars)

   Move-in ready 2 bedroom, 1 bathroom home with several recent updates, including new plumbing, new hot water heater, updated kitchen, new carpet, and plenty of storage space. Basement features a brand-new egress window with potential for additional living space or future value. Previously FHA appraised and inspection requirements completed. Conveniently located near schools, shopping, and major routes.

3. 2026-05-24
   price $70,000 404-char remark

   Show marketing remark (404 chars)

   Move-in ready 2 bedroom, 1 bathroom home with several recent updates, including new plumbing, new hot water heater, updated kitchen, new carpet, and plenty of storage space. Basement features a brand-new egress window with potential for additional living space or future value. Previously FHA appraised and inspection requirements completed. Conveniently located near schools, shopping, and major routes.

4. 2026-05-24
   price $70,000

   Show marketing remark (404 chars)

   Move-in ready 2 bedroom, 1 bathroom home with several recent updates, including new plumbing, new hot water heater, updated kitchen, new carpet, and plenty of storage space. Basement features a brand-new egress window with potential for additional living space or future value. Previously FHA appraised and inspection requirements completed. Conveniently located near schools, shopping, and major routes.

5. 2026-05-20
   listed $79,900 Active 404-char remark

   Show marketing remark (404 chars)

   Move-in ready 2 bedroom, 1 bathroom home with several recent updates, including new plumbing, new hot water heater, updated kitchen, new carpet, and plenty of storage space. Basement features a brand-new egress window with potential for additional living space or future value. Previously FHA appraised and inspection requirements completed. Conveniently located near schools, shopping, and major routes.

6. 2026-05-20
   listed $79,900 Active 404-char remark

   Show marketing remark (404 chars)

   Move-in ready 2 bedroom, 1 bathroom home with several recent updates, including new plumbing, new hot water heater, updated kitchen, new carpet, and plenty of storage space. Basement features a brand-new egress window with potential for additional living space or future value. Previously FHA appraised and inspection requirements completed. Conveniently located near schools, shopping, and major routes.

7. 2026-05-20
   listed $79,900 Active

   Show marketing remark (404 chars)

   Move-in ready 2 bedroom, 1 bathroom home with several recent updates, including new plumbing, new hot water heater, updated kitchen, new carpet, and plenty of storage space. Basement features a brand-new egress window with potential for additional living space or future value. Previously FHA appraised and inspection requirements completed. Conveniently located near schools, shopping, and major routes.

8. 2026-03-30
   status Pending
9. 2026-03-30
   status Pending
10. 2026-03-30
    historical
11. 2026-03-30
    historical
12. 2026-03-23
    status Active
13. 2026-03-23
    status Active
14. 2026-02-01
    status Pending
15. 2026-02-01
    status Pending
16. 2026-01-29
    listed $80,000 Active
17. 2026-01-29
    listed $80,000 Active
18. 2025-04-28
    historical
19. 2025-04-16
    price $59,900
20. 2025-04-15
    price $59,900
21. 2025-04-15
    price $59,900
22. 2025-03-11
    status Active
23. 2025-03-11
    status Active
24. 2025-03-03
    status Pending
25. 2025-03-03
    status Pending
26. 2025-03-03
    historical
27. 2024-12-06
    listed $64,900 Active
28. 2024-12-06
    listed $64,900 Active
29. 2024-04-16
    historical
30. 2024-04-16
    historical
31. 2024-03-29
    listed $29,900 Active
32. 2024-03-29
    listed $29,900 Active
33. 2023-03-28
    historical
34. 2023-03-27
    historical
35. 2023-01-27
    listed $34,900 Active
36. 2023-01-27
    listed $34,900 Active
37. 2000-02-11
    soldstatus $17,900
38. 1999-11-04
    listed $17,900
39. 1999-11-04
    listed $17,900
40. 1996-08-22
    soldstatus $17,000
41. 1996-08-22
    soldstatus $17,000
42. 1996-04-09
    listed $19,900
43. 1996-04-09
    listed $19,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $1,114 · $93/mo
• Projected year-2 tax: $1,114 · $93/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 6 d/yr ≥93°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,500
• − Mortgage interest: −$3,921
• − Property taxes: −$1,114
• − Insurance: −$350
• − Repairs & maintenance: −$1,000
• − Management: −$1,000
• − Depreciation: −$2,036
• Taxable income: $3,079
• Est. tax owed @ 24.0%: −$739
• After-tax cash flow: $3,267/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

No district data.

Livability — Muskegon Heights

• Score: 61/100
• State rank: #574
• US rank: #18269

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A Health & safety F User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Muskegon Heights, MI
• County: Muskegon County · 107,917 people
• Metro: Muskegon, MI
• Population (ZIP): 26,372
• Household income: $53,054
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 930.0

Population outlook (Muskegon County) Hauer SSP2

• Today (2025): 174,032 people
• By 2030: 173,365 · -0.4%
• By 2040: 168,877 · -3.0%
• By 2050: 160,306 · -7.9%
• By 2075: 134,426 · -22.8%
• By 2100: 98,836 · -43.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 59% Black 31% Two or more races 6% Hispanic / Latino 4% Native American 1%
• Common ancestry: Iranian 6% Romanian 4% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Muskegon

• 2024 margin: Toss-up / Even · D 48.4% · R 50.2% · Other 1.5%
• 2008→2024 swing: -31.1pp toward R · 2008: 29.3pp · 2024: -1.8pp
• All cycles: 2024: R+1.8 2020: D+0.6 2016: D+0.9 2012: D+17.8 2008: D+29.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -150.02%
• Current HPI: 209.2698
• Rent YoY: —
• Metro: Muskegon, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

+251.8% since first listed

42 events — show timeline

• 2026-05-24 Price Changed $70,000 MiRealSource-MiMLS
• 2026-05-24 Price Changed $70,000 REALCOMP
• 2026-05-24 Price Changed $70,000 SW Michigan MLS
• 2026-05-20 Listed $79,900 SW Michigan MLS
• 2026-05-20 Listed $79,900 REALCOMP
• 2026-05-20 Listed $79,900 MiRealSource-MiMLS
• 2026-03-30 Pending — REALCOMP
• 2026-03-30 Pending — MiRealSource-MiMLS
• 2026-03-30 Listing Removed — MiRealSource-MiMLS
• 2026-03-30 Listing Removed — REALCOMP
• 2026-03-23 Relisted — REALCOMP
• 2026-03-23 Relisted — MiRealSource-MiMLS
• 2026-02-01 Pending — REALCOMP
• 2026-02-01 Pending — MiRealSource-MiMLS
• 2026-01-29 Listed $80,000 MiRealSource-MiMLS
• 2026-01-29 Listed $80,000 REALCOMP
• 2025-04-28 Listing Removed — MiRealSource-MiMLS
• 2025-04-16 Price Changed $59,900 MiRealSource-MiMLS
• 2025-04-15 Price Changed $59,900 REALCOMP
• 2025-04-15 Price Changed $59,900 SW Michigan MLS
• 2025-03-11 Relisted — REALCOMP
• 2025-03-11 Relisted — MiRealSource-MiMLS
• 2025-03-03 Pending — REALCOMP
• 2025-03-03 Pending — MiRealSource-MiMLS
• 2025-03-03 Listing Removed — REALCOMP
• 2024-12-06 Listed $64,900 REALCOMP
• 2024-12-06 Listed $64,900 MiRealSource-MiMLS
• 2024-04-16 Listing Removed — MiRealSource-MiMLS
• 2024-04-16 Listing Removed — REALCOMP
• 2024-03-29 Listed $29,900 MiRealSource-MiMLS
• 2024-03-29 Listed $29,900 REALCOMP
• 2023-03-28 Listing Removed — MiRealSource-MiMLS
• 2023-03-27 Listing Removed — REALCOMP
• 2023-01-27 Listed $34,900 MiRealSource-MiMLS
• 2023-01-27 Listed $34,900 REALCOMP
• 2000-02-11 Sold (Public Records) $17,900 Public Records
• 1999-11-04 Listed $17,900 REALCOMP
• 1999-11-04 Listed $17,900 SW Michigan MLS
• 1996-08-22 Sold (MLS) $17,000 REALCOMP
• 1996-08-22 Sold (MLS) $17,000 SW Michigan MLS
• 1996-04-09 Listed $19,900 REALCOMP
• 1996-04-09 Listed $19,900 SW Michigan MLS

Property tax history

+5.3%/yr

Latest (2025): $1,114 · +2.8% YoY. Source: county tax records.